900 N Cleveland #136 · Oceanside, CA 92054

$249,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 28 Days on market

Built 1975 Good condition

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the simple life and walk to the beach from this gated senior community of Mira Mar Mobile Estates. Located just above the harbor in Oceanside, this 1975 1Bed/1Bath home sits on a corner lot with parking just outside your front door. Community pool just steps away. All local ammenities within walking distance. Come enjoy life at the beach. Low space rent and no property taxes.

Key facts

• Gated community
• Custom kitchen
• New flooring

Tags

• GATED COMMUNITY
• WALKING DISTANCE TO THE BEACH
• CUSTOM KITCHEN
• NEW FLOORING
• NEW A/C SPLIT
• ELECTRIC FIREPLACE

Property features AI

Finance

• HOA & community: Senior community; Community clubhouse; Mira Mar association; Private maintained road

Exterior

• Parking: 1 parking space
• Security: Gated community
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available
• Home design: Manufactured home; Single-story
• Construction: Rolled/hot mop roof; Updated/remodeled condition
• Exterior features: Partial fencing; Shed(s); Community pool

Interior

• Kitchen: Refrigerator; Gas oven; Gas cooktop
• Bedrooms: 1 possible bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Heating includes electric and fireplace
• Interior features: Updated/remodeled interior; Fireplace (electric)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-8 ($-91/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (12.9% below list).
• Recommended offer: $217k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.5% in Oceanside — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#413 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A; Watch: schools D+, crime D, cost of living F.
• Oceanside Unified (suburban): math 31% / reading 51% proficiency, ranked #221 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 165 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $99k; list at $249k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,857 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $133,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 N Cleveland St #103	0.07mi	1/1.0	400 (0%)	4mo	$144,000	$360	93
900 N Cleveland St N Unit 98A	0.00mi	1/1.0	385 (-4%)	10mo	$230,000	$597	86
900 N Cleveland St #146	0.08mi	1/1.0	420 (+5%)	18mo	$120,000	$286	73
900 N Cleveland St #113	0.08mi	1/1.0	450 (+12%)	6mo	$150,000	$333	71
900 N Cleveland St #139	0.05mi	1/1.0	352 (-12%)	11mo	$105,000	$298	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-40,823
• Equity at exit: $37,127

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-36,129
• Equity at exit: $21,529

Cash invested: $69,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92054

• Rents YoY: 3.0%
• Active inventory: 165
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-8

Break-even live

Break-even rent $2,178

Max offer price $247,898

Occupancy floor 95%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Costa Pacifica Way Unit 1545780P Oceanside, CA	2.0	2.0	355	$5,151	$14.51	14d	1	0.11mi
201 Surfrider Way #8 Oceanside, CA	—	1.0	220	$1,795	$8.16	1d	1	0.32mi
201 Surfrider Way #10 Oceanside, CA	1.0	1.0	330	$2,050	$6.21	2d	1	0.32mi
201 Surfrider Way #9 Oceanside, CA	1.0	1.0	330	$1,950	$5.91	43d	1	0.32mi
501 N Ditmar St Unit O Oceanside, CA	1.0	1.0	362	$2,195	$6.06	16d	1	0.36mi
400 Civic Center Dr Unit 400 Oceanside, CA	—	1.0	350	$1,795	$5.13	11d	1	0.40mi
609 Sunset Dr Unit B Oceanside, CA	—	1.0	300	$1,800	$6.00	4d	1	0.61mi
118 S Pacific St Oceanside, CA	1.0	1.0	396	$2,495	$6.29	16d	3	0.70mi
1201 Wynn St Unit ADU Oceanside, CA	—	1.0	250	$1,785	$7.14	11d	1	0.77mi

Listing history 18 events

1. 2026-06-18
   days on market $249,000 Active 28 DOM
2. 2026-06-17
   days on market $249,000 Active 27 DOM
3. 2026-06-16
   days on market $249,000 Active 26 DOM
4. 2026-06-15
   days on market $249,000 Active 25 DOM
5. 2026-06-13
   days on market $249,000 Active 23 DOM
6. 2026-06-13
   days on market $249,000 Active 22 DOM
7. 2026-06-09
   days on market $249,000 Active 19 DOM
8. 2026-06-08
   days on market $249,000 Active 18 DOM
9. 2026-06-07
   days on market $249,000 Active 17 DOM
10. 2026-06-04
    days on market $249,000 Active 14 DOM
11. 2026-06-03
    days on market $249,000 Active 13 DOM
12. 2026-06-02
    days on market $249,000 Active 12 DOM
13. 2026-06-01
    days on market $249,000 Active 11 DOM
14. 2026-05-31
    days on market $249,000 Active 10 DOM
15. 2026-05-21
    listed $249,000 Active
16. 2022-02-15
    soldstatus $99,000 Sold 385-char remark

    Show marketing remark (385 chars)

    Enjoy the simple life and walk to the beach from this gated senior community of Mira Mar Mobile Estates. Located just above the harbor in Oceanside, this 1975 1Bed/1Bath home sits on a corner lot with parking just outside your front door. Community pool just steps away. All local ammenities within walking distance. Come enjoy life at the beach. Low space rent and no property taxes.

17. 2022-01-28
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Enjoy the simple life and walk to the beach from this gated senior community of Mira Mar Mobile Estates. Located just above the harbor in Oceanside, this 1975 1Bed/1Bath home sits on a corner lot with parking just outside your front door. Community pool just steps away. All local ammenities within walking distance. Come enjoy life at the beach. Low space rent and no property taxes.

18. 2022-01-20
    listed $109,000 Active 385-char remark

    Show marketing remark (385 chars)

    Enjoy the simple life and walk to the beach from this gated senior community of Mira Mar Mobile Estates. Located just above the harbor in Oceanside, this 1975 1Bed/1Bath home sits on a corner lot with parking just outside your front door. Community pool just steps away. All local ammenities within walking distance. Come enjoy life at the beach. Low space rent and no property taxes.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥83°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,023
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$7,244
• Taxable loss: −$4,312
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $944/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 1BR/1BA home in Mira Mar Mobile Estates is in good condition with modern updates and a private patio. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint improves aesthetics and value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint improves aesthetics and value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oceanside Unified
• NCES district ID: 0628250
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $55,158
• Composite: 35.74/100
• National rank: #4853
• State rank: #221 of 517 in CA

Livability — Oceanside

• Score: 64/100
• State rank: #413
• US rank: #14081

Category grades

Amenities A+ Commute A+ Cost of living F Crime D Employment A Housing B Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceanside, CA
• County: San Diego County · 3,178,799 people
• City population: 198,702
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 38,417
• Household income: $82,408
• Rent vs Own: 60.9% rent · 39.1% own
• Severe rent burden: 2729.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 46% Hispanic / Latino 41% Two or more races 23% Asian 4% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 65% English-only · Spanish 29% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -985.21%
• Current HPI: 461.2228
• Rent YoY: ▲ 2.99%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+128.4% since first listed

4 events — show timeline

• 2026-05-21 Listed $249,000 SDMLS
• 2022-02-15 Sold (MLS) $99,000 SDMLS
• 2022-01-28 Pending — SDMLS
• 2022-01-20 Listed $109,000 SDMLS